Leacock Township City Zoning Code
ARTICLE XIII
Light Industrial LI Zone
§ 310-89 Purpose.
A.
This zoning district provides services and facilities to support the Township's agricultural and farm-related businesses and permits light- or cottage-industry type uses of a scale greater than would be permitted in the Agricultural Zone or the LM Zone. Unlike in the LM Zone, this zoning district restricts the establishment of single-family detached dwelling units.
B.
This zoning district also imposes design and performance standards to ensure that the limited manufacturing uses are compatible with adjoining land uses. Finally, these zoning districts have been located along major roads so as to avoid the movement of commercial vehicles on local and narrow roads or along residential roads.
§ 310-90 Permitted uses.
A.
Agricultural, animal husbandry, horticultural and forestry uses, subject to the requirements under Article IV, and further provided that the commercial keeping and handling of poultry, livestock and other domestic or wild animals shall not be maintained on tracts of less than 10 acres in size.
B.
Limited manufacturing, including but not limited to manufacture of outdoor equipment, lawn furniture, garden/lawn ornaments, hand crafts and custom cabinetry.
C.
Facilities for the commercial processing of agricultural products (not including rendering uses).
D.
Machine shops and small engine repair facilities.
E.
Service and repair of machinery and equipment, subject to the provisions of § 310-185.
F.
Welding shops.
G.
Printing shops.
H.
Manufacture of light farm machinery.
I.
Trucking operations when part of, or used by, another permitted use, as included in this section.
J.
Warehousing, subject to the provisions of § 310-227.
K.
Mini storage, subject to the provisions of § 310-199.
L.
Elder cottage housing units on lots of five acres or greater, subject to § 310-183.
M.
Alternative energy sources, subject to the provisions of § 310-125.[1]
[1]
Editor's Note: Added at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
N.
Accessory uses on the same lot and customarily incidental to the above uses.
O.
Signs, subject to the provisions of Article XX.
§ 310-91 Special exception uses.
The following uses are permitted when special exceptions are granted by written approval of the Zoning Hearing Board. In granting any special exception, the Board may attach such reasonable conditions and safeguards, in addition to those expressed in this chapter, as it may deem necessary to implement the purposes of this chapter.
A.
Accessory retail sales. Limited retail sales of goods produced on the premises and/or supplies related to services provided on the premises, subject to the provisions below.
(1)
No stand-alone retail stores shall be permitted.
(2)
Retail sales shall be limited to no more than 25% of the total building floor area of the business.
B.
Elder cottage housing units on lots of less than five acres, subject to the provisions of § 310-183.
C.
Off-premises advertising signs and billboards, subject to the provisions of § 310-266.
§ 310-92 Height and area regulations.
A.
Height. No building shall exceed 40 feet in height.
B.
Lot area requirements.
(1)
Minimum lot area: one acre.
C.
Minimum lot width: 150 feet at the building setback line.
D.
Minimum lot depth: 175 feet.
E.
Yards. The yards may be used for the purpose of off-street parking and loading requirements, except that no parking shall be permitted closer than 10 feet to any property or street right-of-way. Yards of the following minimum sizes shall be provided:
(1)
Front yard minimum depth.
(a)
The minimum building setback line from all streets shall be in compliance with the requirements of Article XVII, § 310-127; provided, however, that the minimum distance shall be 60 feet from the center line of the street. When a residential zone is across the street from the (LI) Light Industrial Zone, the minimum setback line shall be 80 feet from the center line of the street.
(b)
In developed areas, the minimum building setback line requirements may be reduced in order that the building may be in proper relation to adjacent buildings, subject to § 310-127D.
(2)
Side yard. There shall be two side yards, neither of which shall be less than 12 feet, except that this requirement may be waived when a rail siding is to be provided to serve both properties, and further as provided in Subsection E(4) of this section.
(3)
Rear yard. Rear yards shall be a minimum of 20 feet in depth, except that this requirement may be waived when a rail siding is to be provided, and further as provided in Subsection E(4) of this section.
(4)
When a (LI) Light Industrial Zone is adjacent to another type of zone, there shall be a minimum side yard and rear yard requirement of 25 feet along such adjacent side, except that the Zoning Hearing Board may waive this requirement when it is clearly evident that this requirement would create a hardship by prohibiting the use of the tract because of its limited size.
F.
Maximum lot coverage: 80%. In the (LI) Light Industrial Zone, maximum lot coverage shall include buildings and all other impervious or semi-impervious areas.
§ 310-93 Additional regulations.
A.
Residential buffer. Where a proposed limited manufacturing use abuts a residential zone or existing residence/residential use, screening in conformance with the requirements of Chapter 265, Subdivision and Land Development shall be provided on the property.
B.
Off-street parking and loading shall be provided in accordance with Article XIX. Required parking spaces shall not be utilized for storage or otherwise reduced.
C.
In the (LI) Light Industrial Zone, the location of multiple uses in the same building is permitted.
D.
All businesses in the (LI) Light Industrial Zone shall require the preparation of a land development plan in accordance with the requirements of the Township's Subdivision and Land Development Ordinance.
E.
Outdoor storage of supplies, materials and products shall be screened from adjoining roads and properties.
F.
Food sales to the general public shall be prohibited.
G.
All nonresidential uses shall comply with the performance standards in § 310-128.
